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22/00318/B Page 1 of 6
PLANNING OFFICER REPORT AND RECOMMENDATION
Application No. : 22/00318/B Applicant : Mrs Anita Kneen Proposal : Rear dormer extension Site Address : 5 Howstrake Drive Onchan Isle Of Man IM3 1BP
Planning Officer: Mr Paul Visigah Photo Taken :
Site Visit :
Expected Decision Level : Officer Delegation
Recommendation
Recommended Decision:
Refused Date of Recommendation: 12.08.2022 __
Reasons for Refusal
R : Reasons for Refusal O : Notes attached to reasons
R 1. Whilst the installation of the rooflights and removal of the chimney stack are considered unobjectionable, the introduction of a dormer with three windows with views to the rear garden of 7 Howstrake Drive is considered unneighbourly and would adversely affect the privacy and enjoyment of the rear garden of this neighbouring property, contrary to General Policy 2 (g) of the Strategic Plan.
R 2. The design, scale, massing and siting of the proposed dormer is considered to be incongruous with the appearance of the existing bungalow and would notably increase the bulk of the dwelling at first floor level towards the rear in a manner that would distort the appearance of the dwelling. Therefore, it is concluded that the proposal does not accord with General Policy 2 (b & c) of the Isle of Man Strategic Plan, and the principles of the Residential Design Guide.
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Interested Person Status - Additional Persons
It is recommended that the owners/occupiers of the following properties should be given Interested Person Status as they are considered to have sufficient interest in the subject matter of the application to take part in any subsequent proceedings and are not mentioned in Article 4(2):
7 Howstrake Drive, as they satisfy all of the requirements of paragraph 2 of the Department's Operational Policy on Interested Person Status.
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22/00318/B Page 2 of 6
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Officer’s Report
1.0 THE SITE 1.1 The application site is the residential curtilage of 5 Howstrake Drive, Onchan, which is a single storey detached dwelling situated on the western side of Howstrake Drive. Its roughcast render (to the right half of the front elevation) is grey, while its brickwork (to the left) is dark brown. Two windows and a door front the highway.
1.2 The rear garden is bounded by a mature evergreen hedge to the northeast and northwest, and by a garage and shed to the southwest. There are no immediate neighbours to the rear as its rear boundary is bounded by a large undeveloped plot which borders Nos. 26 to 32 Furman Close. The neighbours to the side at Nos 3 and 7 Howstrake Drive are positioned 2.5m and 1.5m from the boundary of the application dwelling respectively.
1.3 The dwellings on Howstrake Drive, which gently slopes up in a north-eastern direction, are bungalows and non-projecting-dormer bungalows, and sit in a relatively straight building line, although the properties situated in the south-western section are two storey dwellings. All the bungalows offer a similar architectural style, with most presenting either flat principal facades or gable-ended projections to the highway. Roughcast render of various hues, complimented with decorative brown bricks, and brown concrete tiles are predominant.
1.4 Dormers are not a common feature within the immediate streetscene, with the dominant accommodation within the roof of the properties served by gable windows and rooflights. The only dormer situated on Howstrake Drive is that approved under 16/00860/B which has now been erected, and is well contained within the roof plane.
2.0 THE PROPOSAL 2.1 Approval is sought for a rear dormer extension to the rear roof plane of the dwelling. The proposed dormer would be flat roofed be 10.1m wide and 2.5m high. This dormer would be set 600mm from both gable ends, be 100mm lower than the main roof ridge (although the roof plan shows the dormer to be at the same ridge level as the main roof), and would have an offset distance of 200mm from the eaves. This dormer would be finished in vertical boarding - cedar cladding to clients final selection, and would have three 1.5m x 1m UPVC windows matching the style of the existing windows on the dwelling. The dormer extension which would cover about 80 percent of the rear roof plane (about 37.9sqm of 47.4sqm) would provide two large bedrooms, a study and bathroom within the roof.
2.2 The proposal would also include: i. Installation of four new roof lights on the front roof plane of the property. These would include three 830mm x 1300mm, and one 500mm x 800mm roof lights. ii. Removal of the existing chimney on the dwelling.
2.3 The applicants have provided a Planning Statement which states the following: o It acknowledges that the proposal is significant and is slightly at odds with the residential design guide (V3 July 2021) at section 4.10 - Dormers. However, it states that this document is for guidance only, and the proposal is entirely to the rear of the property and will not adversely affect the street scene to the front. o It states that there are similar proposals that have received approval, and notably in the vicinity one such addition is on Greeba Drive, (14/01359/B), which incidentally has had further extensions to the ground floor in a further approval 18/00393/B. o This proposal is to be finished in a darker material and as such will be less intrusive, whilst providing the applicant the additional space to accommodate the family.
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3.0 PLANNING POLICY 3.1 In terms of local plan policy, the application site is within an area recognised as being predominantly residential use under the Area Plan for the East (Map 4), the site is not within a Conservation Area, but is shares a boundary with an area designated as Open Space. The site is not susceptible to flood risks, there are no registered trees on site and the site is not within a registered tree area. As such, the following Strategic Plan policies are considered relevant:
3.2 General Policy 2 (GP2) (in part) Development which is in accordance with the land-use zoning and proposals in the appropriate Area Plan and with other policies of this Strategic Plan will normally be permitted, provided that the development: (b) respects the site and surroundings in terms of the siting, layout, scale, form, design and landscaping of buildings and the spaces around them; (c) does not affect adversely the character of the surrounding landscape or townscape; (g) does not affect adversely the amenity of local residents or the character of the locality; (k) does not prejudice the use or development of adjoining land in accordance with the appropriate Area Plan; (n) is designed having due regard to best practice in reducing energy consumption.
3.3 Paragraph 8.12.1 of the Isle of Man Strategic Plan 2016 states: "As a general policy, in built up areas not controlled by Conservation Area or Registered Building policies, there will be a general presumption in favour of extensions to existing property where such extensions would not have an adverse impact on either adjacent property or the surrounding area in general."
3.4 Strategic Policy 3: Proposals for development must ensure that the individual character of our towns and villages is protected or enhanced by: (b) having regard in the design of new development to the use of local materials and character.
3.5 Other policies within the Strategic Plan which are considered relevant in the assessment of the proposal are; Infrastructure Policy 5, Community Policy 11, Community Policy 7 and Community Policy 10.
4.0 OTHER MATERIAL CONSIDERATIONS 4.1 Whilst not adopted planning policy, DEFA's Residential Design Guidance is a material consideration in the assessment of this application as, "It is intended to apply to any residential development within existing villages and towns, including individual houses, conversions and householder extensions". Sections 2.0 on sustainable construction, 4.10 on Dormer Extensions, 5.1 on Chimneystacks and Flues, and 7.0 which deal with impact on neighbouring properties are considered relevant to the current scheme.
5.0 PLANNING HISTORY 5.1 The application site has been the subject of a previous planning application for alterations and extension to dwelling under PA 13/00903/B which enabled the erection of the existing hipped roofed single storey extension at the rear which now serves the kitchen to the dwelling. It also proposed seven Velux rooflights for the property; four Velux roof lights on the front roof plane and three on the rear roof plane. These were, however, not installed.
5.2 Whilst not directly related to the site, PA's 12/00065/B and 16/00860/B are considered relevant to the current application as they apply to a property situated along Howstrake Drive. Both applications were approved for 10 Howstrake Drive. PA 12/00065/B was approved in March 2012, while PA 16/00860/B was approved on 7th September 2016, with the latter now implemented. This dormer is considerably smaller than that currently proposed at the application site. Although this dormer is positioned almost at the ridge, it is set at an offset
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position of about 2.3m from the eaves and measures 5.1m long. Besides, this dormer only takes up about 29.4 percent of the rear roof plane (12.5sqm of 42.4sqm).
5.3 No other dormers exist within the immediate streetscene of Howstrake Drive.
6.0 REPRESENTATIONS Copies of representations received can be viewed on the Government's website. This report contains summaries only.
6.1 Representation from the Department of Infrastructure (DOI) Highways Division confirms that there is 'No Highway Interest' (1 April 2022/6 July 2022).
6.2 Onchan Commissioners have recommended that the application be approved for planning purposes (21 April 2022/12 July 2022).
6.3 The owners/occupiers of 7 Howstrake Drive object to the application on the grounds that the scheme would Impact on their privacy inside and outside of their property (22 April 2022/6 June 2022).
7.0 ASSESSMENT 7.1 The fundamental issues to consider in the assessment of this planning application are; (i) Visual impact of the proposed development. GP2(b) & (c); and (ii) Impact upon neighbouring amenities (overlooking, loss of light; over bearing impact, privacy and visual amenity) of the neighbouring properties. GP2 (g).
7.2 Visual Impact 7.2.1 The installation of the four Velux roof lights to the front roof plane are not considered to detract from the design of the application dwelling as it would follow the design and character of this modern dwelling to which it would be attached. Whilst the four rooflights on the front elevation would be particularly prominent within the streetscene and be of varying sizes, it is quite evident that a number of Velux roof lights have been installed to a number of properties within the streetscene, as these are a fairly common form of development along Howstrake Drive, although it is acknowledged that most of the rooflights installed here are to the rear elevations.
7.2.2 In relation to the removal of the chimney stack; it is noted that chimneys can play an important role in the overall design and character of the street scene and to lose chimneys in some areas can result in a detrimental impact upon the visual amenities of the street scene and upset the appearance of the locality. In this case, whilst it is noted that the chimney on this property is noticeable within the street scene, the design and age of the property is such that its appearance would not be significantly altered by the removal of the chimney. As such, its loss is not considered detrimental to the character and appearance of the property. The site is also not within a Conservation Area where such contribute to the character of the area, and some of the properties here have had their chimneys removed. Accordingly, this aspect of the proposal is considered acceptable.
7.2.3 With regard to the proposed flat roofed dormer to the rear, it is noted that the character of the street is formed by relatively modern properties. Albeit, dormers are not a common feature here, with the only flat roofed dormer being that at 10 Howstrake Drive approved under PA 12/00065/B, which is considerably modest in size and sits well within its roof plane given its small footprint which makes it less prominent. The flat roofed dormer proposed here would be considerably large, occupying about 80 percent of the existing rear roof plane and would be at the ridge level, and only 200mm away from the eaves, making it a particularly prominent feature on the roof plane of the existing dwelling. This dormer would be appear clumsy, discordant, and would be particularly dominant when viewed from both sides
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as you approach the property along Howstrake Drive, due to its height, width, and bulky design which would detract from the appearance of the site dwelling.
7.3.4 Granting there is limited visibility from large parts of Howstrake Drive, with limited views from the rear due to the nature of boundary treatment, there would still be views attainable from Howstrake Drive, and dormers do not already form a positive characteristic of the property or the existing streetscene. As such, it is considered that the proposed dormer which is uncharacteristic of the streetscene along Howstrake Drive, would notably increase the bulk of the dwelling at first floor level towards the rear in a manner that would distort the appearance of the dwelling, dominate the roof plane, and would adversely affect the character and appearance of the site dwelling, and in turn the character and appearance of the area contrary to General Policy 2 (b & c).
7.2.5 Likewise, the jarred and uncharacteristic blend of the flat face of the dormer over the hipped roofed section of the rear elevation would also create a disproportionate extension towards the rear at first floor level which would harm the character and appearance of the site, contrary to GP2 and the Residential Design Guide
7.3.6 The argument that the development would be entirely to the rear of the property and will not adversely affect the street scene to the front are noted. However, as has been stated earlier, there would still be views to the dormer from parts of Howstrake Drive. Besides, merely arguing that a new development cannot be seen in public views is not a justification for the relaxation of other policies relating to the location of new development, as developments are supposed to take into account the existing site context and the impact on the amenities of the area in which they are sited. Thus, it is judged that the flat roofed dormer extension does not accord with the advice in the RDG about dormer extensions and would in turn conflict with the requirements of General Policy 2 and Strategic Policy 3, in terms of fitting into the character of the site and immediate streetscene.
7.4 Impact on Neighbouring amenities 7.4.1 In terms of impacts on neighbouring amenity, it is considered that the main concern would be the potential for overlooking, particularly with respect to No. 7 Howstrake Drive, which has its private rear garden situated adjacent to the new dormer extension with the large areas of glazing of its rear extension prone to overlooking from the new dormer extension to the rear of the application site. This concern is particularly relevant considering the new dormer windows would be within 15 to 16m of the glazed rear extension at No. 7 Howstrake Drive; a distance within which overlooking occurs. Also, the open sections of the existing mature hedging on the boundary would allow views to the rear garden and could afford views into the glazed rear extension on this neighbouring dwelling.
7.4.2 The applicants have produced a plan with sightlines to show that the scheme would not result in privacy concerns for the neighbour at No. 7 Howstrake Drive. Whilst the plans alleviates the concern that there would be views into the rear extension on this neighbouring property through the large glazed sections, this does not overcome the concern with overlooking of the rear garden. In fact photographic evidence provided by the neighbour show that there would be clear views to large sections of the existing roof plane where the dormer would be positioned, which suggests that this rear garden can be viewed from the windows proposed for the rear dormer. Based on the foregoing, it is not considered that the concern for overlooking of the neighbouring rear garden, which is a private space, has been overcome in this case. It is, therefore, considered that overlooking of the neighbouring rear garden would result from this scheme.
7.4.3 It may also be worth mentioning here that the area (Howstrake Drive) is comprised of mostly bungalows and so distances might be closer than in other areas and so introducing the first floor dormer accommodation at the scale proposed would exacerbate impacts on neighbours than would usually be obtainable in some localities.
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8.0 CONCLUSION 8.1 Given the specific context and appearance of the existing property, and the character of the immediate streetscene, coupled with the size, form, design and location of the dormer extension, the proposal is considered to result in such a significant adverse visual impact as to detract from the character of the existing property and immediate streetscene, and would result in harm to the amenities of the immediate neighbours at 7 Howstrake Drive. The application is, therefore, recommended for refusal.
9.0 INTERESTED PERSON STATUS 9.1 By virtue of the Town and Country Planning (Development Procedure) Order 2019, the following persons are automatically interested persons: (a) the applicant (including an agent acting on their behalf); (b) any Government Department that has made written representations that the Department considers material; (c) the Highways Division of the Department of Infrastructure; (d) Manx National Heritage where it has made written representations that the Department considers material; (e) Manx Utilities where it has made written representations that the Department considers material; (f) the local authority in whose district the land the subject of the application is situated; and (g) a local authority adjoining the authority referred to in paragraph (f) where that adjoining authority has made written representations that the Department considers material.
9.2 The decision maker must determine: o whether any other comments from Government Departments (other than the Department of Infrastructure Highway Services Division) are material; and o whether there are other persons to those listed above who should be given Interested Person Status __
I can confirm that this decision has been made by the Head of Development Management in accordance with the authority afforded to that Officer by the appropriate DEFA Delegation and that in making this decision the Officer has agreed the recommendation in relation to who should be afforded Interested Person Status
Decision Made : Refused Date : 12.08.2022
Determining officer
Signed : S BUTLER
Stephen Butler
Head of Development Management
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